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ZONING BOARD OF APPEALS 2016/02/22 Minutes Zoning Board of Appeals Meeting – February 22, 2016 Page 1 of 15 The City of Lake Forest Zoning Board of Appeals Proceedings of the February 22, 2016 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, February 22, 2016 at 6:30 p.m., in the Council Chambers at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Zoning Board of Appeals members present: Chairman Robert Franksen and Board members Jay Kennedy, Richard Plonsker, Kevin Lewis, Louis Pickus and Mark Pasquesi Zoning Board of Appeals members absent: Board member Culbertson Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Board members and staff, overview of meeting procedures. Chairman Franksen reviewed the role of the Zoning Board of Appeals and asked members of the Board and staff to introduce themselves. 2. Consideration of the minutes from the September 30, 2016 and October 26, 2015 meeting. The minutes of the September 30, 2015 meeting were approved with one correction as requested by Chairman Franksen. The minutes of the October 26, 2016 meeting were approved as submitted. 3. Consideration of a request for approval of an updated Campus Master Plan for Lake Forest Academy located at 1500 Kennedy Road. The updated Master Plan will be considered as an amendment to the existing Special Use Permit. Owner: Lake Forest Academy Representatives: John Strudwick, LFA Head of School Mike Schell, LFA Board Chairman Peter Witmer, architect Chairman Franksen introduced the agenda item and asked the Board for any Ex Parte contacts or conflicts of interest. Board member Pickus stated that he attended Lake Forest Academy from 1978 to 1982. He stated that his past association with the Academy will not affect his ability to consider the petition impartially. Board member Kennedy stated that his son attended the Academy for three years, a few years back. He stated that he will be able to consider the petition impartially. Zoning Board of Appeals Minutes February 22, 2016 Page 2 Chairman Franksen explained that the Board does not intend to take any action on the petition at this meeting, but instead, would like to hear from the petitioner, the public and staff. He stated that the Board is still gathering information and acknowledged that a considerable amount of information has been submitted to date. He stated that the Board has received all of the correspondence that was submitted including the letters and e-mails submitted shortly before the meeting. He said that in response to the information presented, the Board will likely have some questions and requests for further information that will need to be addressed before the Board considers this matter further at a future meeting. He asked that during the public comment period, those who speak try to keep within the five minute time limit consistent with the adopted meeting procedures. He swore in all those intending to speak on this matter. John Strudwick stated that he has been Head of School at the Academy since 2001. He thanked the Board for considering the updated Campus Master Plan. He explained that he intends to provide some opening comments about the Academy and its mission, Peter Witmer will review the updated Master Plan in comparison to the 2004 Master Plan and to conclude, Mike Schell, Class of 1965 and Chairman of the Lake Forest Academy Board, will talk about the Plan in the context of the future of the school. He reviewed the history of the Academy noting that it was established in 1857, not long before the founding of the City itself. He noted that Ferry Hall, the associated girls’ school, was established in 1869. He stated that in 1948, the Academy moved to the present location, the former J. Ogden Armour Estate. He stated that in 1974, Ferry Hall merged with the Academy. He stated that he is proud to lead a school with such a long history and a history of being part of the broader Lake Forest community. He stated that from the beginning, the Academy and Ferry Hall were boarding schools, focused on excellence. He stated that today, those areas of focus continue to shape the programs and planning at the Academy. He stated that today, the Academy’s Mission Statement emphasizes excellence of character, scholarship, citizenship and responsibility. He stated that the Academy provides a rigorous academic program with the understanding that important learning also takes plan outside of the classroom. He explained that the Academy requires all students to participate on at least one school sports team which provides opportunities to grow in ways not often provided at other campuses. He stated that a rich residential program is provided at the campus with half of the students and three quarters of the faculty living on campus. He stated that the Academy strives to provide a residential environment that is comfortable and welcoming for all . He stated that the safety and security of students , faculty and employees is a top priority. He stated that students benefit from being part of a diverse community with a student body that is comprised of about one-quarter international students, from 36 different countries; students from 18 different States with one-third of those students identifying as people of color. He stated that 30% of the students receive financial aid. He stated that whether students sleep in the dorm or at home, they benefit from and actively participate in a transformative education. He stated that campus planning is shaped by the mission and strategic plans of the Academy with the goal of providing the best possible Zoning Board of Appeals Minutes February 22, 2016 Page 3 educational experience with modern facilities to support academics, arts and athletics on par with other similar institutions. He stated that all of the updates proposed in the updated Master Plan, minor as they are, are solely intended to improve the student experience. He stated that he is proud of the improvements made on the campus on behalf of the students since 2001 and stated his hope that the community is proud as well. He stated that the Academy seeks to be great stewards of the campus and the school reiterating that both have long histories as part of the community. Mr. Witmer reviewed the graphics included in the Board’s packet. He described the overall campus and the surrounding areas. He stated that the campus is zoned residential and authorized through a Special Use Permit. He noted that a portion of the campus, in the northwest corner, is zoned to permit office use. He stated that about 40% of the campus is open space and 12% of the campus is covered by the lakes. He stated that the updated Master Plan proposes two primary changes from the 2004 Master Plan. He noted that expansion of the academic buildings to the south, into the open space near the lakes, is part of the 2004 Plan, but was eliminated in the proposed updated plan. He stated that the Academy determined that preserving the area south of the existing buildings as open space was important. He noted that the other key change is the proposed addition of lights to the athletic fields in the northeast portion of the field. He explained that overall, the campus is organized in thirds, the southern third is for academic use, the center is housing and the northern third is where athletic facilities are located. He pointed out that a field house was reflected on the 2004 plan but to date, it has not yet been constructed. He added that the proposed plan adds athletic fields at the far north end of the campus. He noted that the updated plan reflects the relocation of the tennis courts if a new dormitory is built to the north of the existing boys’ dormitory. He pointed out that the plan anticipates the replacement of the Marshall Field dormitory, a girls’ dormitory which is the oldest dormitory on the campus. He stated that it is not in good condition and is larger than desired. He provided an overview of the drainage on the campus noting that a baseline for drainage in the area was created when the Academy Woods subdivision was developed. He noted that the campus is located in four different drainage basins and reviewed the area and direction of flow for each. He stated that any improvements on the campus must be reviewed by the City Engineer for compliance with all applicable regulations. He showed the relationship between the athletic fields where lights are proposed and the neighboring homes. He stated that the closest home would be about 200 feet away from the field and from the relocated tennis courts. He reviewed an image of lighting on the fields and stated that the intent is to have zero foot candles at the property line. He provided illustrations of some locations in the City that have lights including West Park, the Winter Club and the College which has used temporary lights. He stated that in those cases, homes are located between 100’ and 160’ feet from the fields. Mike Schell, Chairman of the Board at Lake Forest Academy, stated that he prepared some lengthy remarks but instead, he stated that he will make a few basic points. He Zoning Board of Appeals Minutes February 22, 2016 Page 4 stated that he is speaking on behalf of the Academy, the Board and the leadership of the school. He stated that he has been on the Board for 15 years and knows the school and leadership well. He stated that the Academy takes its responsibility as a neighbor seriously. He acknowledged that in the past, there have been occasions when the Academy has been distracted and may not have behaved as well as it should have. He noted however that over the past tw o years, even before bringing this update to the Master Plan forward, the Academy has been focused on the relationship with the neighbors. He stated that there have been many conversations and many efforts to make accommodations and respond to the residents. He stated that the concerns of the residents are taken seriously. He stated that the Academy leadership wants the neighbors to enjoy being close to the Academy and to feel privileged to live in this area, not taken advantage of as a neighbor. He sta ted that the Academy is paying attention noting that he is a resident of New York and is here and is paying attention. He added that the Head of School is paying attention, that John Marlatt who is the Chairman of the Property Committee and a Lake Forest resident is paying attention. He noted that Mr. Marlatt was designated as the Board representative to make sure that the Board is informed on an ongoing basis about the relationship with the neighbors. He noted that Bill Dolbee, Associate Head of School spends a significant amount of time responding to neighbor concerns. He reiterated that the Academy is here to be responsive and to be a good neighbor. He pointed out that the Board also has fiduciary responsibilities to the school. He noted 15 years ago, the school was in dire straits. He noted that comments were received from the accreditation agency in 1997 and 2004 calling attention to financial problems and the appearance and condition of some of the school facilities. He noted that significant work was completed and strategic plans put in place during John Strudwick’s tenure on the campus. He stated that a capital campaign was undertaken and significant progress has been made. He stated that the Academy does not believe that the improvements that have been completed were done at the expense of the Academy Woods’ residents and stated that there is no intention of making future changes to the detriment of Academy Woods. He stated that the Master Plan lays out from the educational perspective, a plan that gives the students the best experience and best possible start to their later professional lives. He stated that students from the Academy are succeeding and have strong reputations around the world. He noted that the college acceptance rate is 100 percent. He noted that the strong reputation of the school benefits the City. He noted that in response to concerns heard from the residents, the Academy hired experts and prepared reports on various issues. He noted that the reports support the Academy’s position that they are not being irresponsible. He noted that many people worked long and hard on this plan and he expressed frustration that some of the commentary presented suggests that the Academy has something other than the best of intentions. He stated that he commends this matter to the Board’s good judgment and stated his hope that the Board will focus on the facts and realities. He stated that he understands the concerns about traffic and poorly behaved drivers. He stated his hope that the concerns can be dealt with in an objective and rational way. He introduced various consultants in attendance noting that they are available to answer questions. Zoning Board of Appeals Minutes February 22, 2016 Page 5 Ms. Czerniak reviewed how the special use process is used in the community noting that like other non-residential uses; churches, the College, private clubs, other private schools and some City facilities; the Academy is permitted through a Special Use Permit. She noted that the special use process provides the opportunity for public review as non-residential uses grow and are updated over time. She noted that the City encourages these institutions to come forward with updated plans from time to time recognizing that facilities needs to be updated to allow the institutions to be competitive and remain successful. She noted that the special use process provides certainty for both the petitioner and surrounding neighbors. She stated that the community has always valued the various institutions and the character and unique aspects they add to the community. She noted that given the amount of information received by the Board on this petition, staff recommends that no action be taken on the matter tonight but instead, that the Board ask questions and request additional information or clarification as it determines to be appropriate. She stated that after the meeting, staff will work with the petitioner and others to provide follow up information and clarify any misunderstandings. She noted that the City received two traffic studies prepared by consultants hired by the Academy and the Academy Woods’ Homeowners’ Association. She stated that both are under review by the City Engineer. She stated that the Police Department provided input that there are not a high or unusual number of calls from this area. She stated that with further detail and clarification, the Board will have the opportunity to more fully understand the impacts of the changes proposed by the Academy. In response to questions from Chairman Franksen, Mr. Witmer summarized the major changes and requests in the updated Master Plan. He stated that the two major changes are the elimination of plans to develop the area south of the existing academic buildings and north of the lake. He stated that area is designated to remain as open space in the updated Plan. He stated that the second major change is the proposed addition of lights to the athletic fields. He noted that a new field house is proposed in generally the same location as proposed in the 2004 Master Plan. He noted that the plan for the dormitories remains generally the same but recognizes that a new dormitory was constructed and further defines the location of the replacement for the Marshall Field dormitory. He added that relocation of the tennis court is anticipated if an additional dormitory is constructed in the location of the existing tennis courts. In response to questions from Board member Pickus, Mr. Witmer confirmed that opportunities for a secondary access were contemplated in 2004 and that a secondary access is still of interest to the Academy if the opportunity becomes available. He agreed that two points of access for the area would make sense. In response to questions from Chairman Franksen, Mr. Schell explained that the new facilities proposed in the updated Master Plan are not planned to be used any differently from the way the existing facilities are used. He stated that rental uses are primarily centered on Reid Hall consistent with a long standing practice. He added Zoning Board of Appeals Minutes February 22, 2016 Page 6 that summer camps are held on the campus and when the hockey rink is not in use by Academy teams, the ice rink is at times rented to community teams. He explained that any new facility would not result in a significant increase in the overall use of the campus by third parties. In response to questions from Board member Pasquesi, Dr. Strudwick stated that the main purpose of the new field house is to provide space for school teams. He stated that it is difficult to use outdoor fields all year long. He stated that since all students participate in sports, there are a large number of teams that need practice time. He stated that much of the year, darkness and bad weather are an issue. He stated that the field house is needed to allow the Academy to improve its athletic offerings and to allow the Academy to remain competitive with boarding schools in the East. He stated that he does not anticipate any change in how the Academy has approached the use of its facilities by outside parties. He stated that the improvements proposed are all intended to improve the student experience. In response to questions from Board member Lewis, Bill Dolbee, Associate Head of School, stated that the only planned improvement for the baseball field is the installation of a solar powered scoreboard. In response to a question from Board member Plonsker, Mr. Dolbee confirmed that the baseball field already exists. In response to a question from Board member Lewis, Mr. Dolbee stated that a detailed plan for the scoreboard has not yet been prepared. In response to questions from Board member Plonsker, Mr. Schell emphasized that everything in the updated Plan is student centered and noted that essentially, the updated plan is consistent with the themes presented in the 2004 Master Plan. He reiterated that the Academy has tried to be responsive to requests from outside groups and has allowed limited use of facilities such as the hockey rink when they are not needed by the Academy. He stated that the same approach is intended in the future. He stated that the Academy has in the past and intends to always be responsible in the use of facilities by outside groups. He acknowledged that the income from rental use, when space is not needed by the Academy, helps the Academy by supplementing income from other sources. He stated that he does not have the data on the percentage of time facilities are used by outside groups but noted that data will be collected and presented to the Board in the future. In response to questions from Board member Lewis, Dr. Strudwick explained that the Academy is a boarding school with a significant number of day students. He said that the Academy competes with local high schools as well as popular boarding schools around the Country, particularly in the East. He stated that quality facilities are important to attracting students. He stated that the market is quite competitive for boarding schools and prep schools. Zoning Board of Appeals Minutes February 22, 2016 Page 7 Hearing no further questions from the Board, Chairman Franksen invited public comment. JoAnn Desmond, 1682 Yale Court, stated that she has lived in her home for over 20 years. She stated that she serves as the President of the Homeowners’ Association which represents 77 homeowners and taxpayers. She thanked the Board members for their service and work to preserve the character of the community. She thanked City staff for meeting with the neighbors. She stated that in general, the Homeowners’ Association has been supportive of the projects undertaken by the Academy. She stated that the Homeowners’ Association did not object to the previous Master Plan but is now living with the resulting impacts on safety, quality of life and on property values. She stated that the homeowners have significant concerns about the proposed updated Master Plan. She asked that the Board take into consideration the concerns of the neighbors. She stated that lighted athletic fields with artificial turf will intrude on the residents’ enjoyment of their homes. She stated that an electronic score board is proposed on the baseball fields and will be located directly adjacent to homes, in clear view of the homeowners. She stated that a score board is not necessary for approximately six to eight home games a year. She stated that residents are concerned about overflow parking on the grass near the homes noting that use of these areas for parking has increased over time. She stated that the residents are concerned about traffic noting that increased enrollment has resulted in more traffic on the single road system. She stated that any update to the Master Plan should consider traffic improvements and limiting non-core uses. She noted that a traffic study was submitted by the Homeowners’ Association. She noted that the neighbors are concerned about an increase in impervious surface on the campus as a result of additional buildings and artificial turf noting that drainage issues will be exacerbated. She stated that the residents are concerned about amplified sound and increased use of the fields. She stated that residents are concerned that the trees and other vegetation in the landscape buffer that was established when the Academy Woods subdivision was created have died or diminished over time. She stated that residents in the area purchased homes enthusiastically envisioning sharing the area with the Academy. She stated however that the Academy has grown substantially over the past 20 years while Academy Woods has remained the same. She stated appreciation for the Board’s consideration of the potential for irreparable damage to the community due to the proposed Master Plan noting that the Plan was created by individuals who have not invested their life’s savings into a home in the area. Nancy Cooley, 1751 Stanford Court, stated that she is the landscape coordinator on the Homeowners’ Association Board. She noted the areas of new and refurbished buildings and fields in relation to the homes. She stated that when the subdivision was built, the landscape buffer was substantial, but is now skimpy. She pointed out the north pond stormwater drainage area and noted the location of the proposed score board. She stated that in recent years the residents have noticed more traffic, more parking and strangers walking around their homes. She stated that originally, the Academy Woods subdivision was carved out of an area covered with buckthorn and Zoning Board of Appeals Minutes February 22, 2016 Page 8 forest. She stated that the forest has thinned and needs to be enhanced, but not at the expense of the residents. She pointed out the homes that are located close to the road and the S curve. She stated that there is increased traffic including trucks and buses noting that it sounds like vehicles are driving on the homeowners’ decks and patios. She stated that the peaceful life in the forest setting is gone and they are living on a highway. She stated that the baseball field was there before the landscaping was put in but noted that the trees that were planted by the Academy were not the recommended species and she questioned whether the trees will thrive. She stated that the baseball field is now filled with activity and strangers. She stated that much of what the Academy has done and plans to do will directly impact the value of the surrounding homes. She asked that the Academy be required to enhance the landscape buffer at its expense and she asked that a permanent score board not be permitted. Jeff Whitnell, 1725 Yale Court, a resident of Academy Woods, stated that he has lived in his home for 8 years and has served on the Homeowners’ Association dating back to May, 2013. He stated that when he purchased his home in June 2008, the baseball field was a sand lot. He stated that at that time, there were no bleachers, no irrigation and no fences. He stated that there were unimpeded views of the lake. He stated that the field was only used occasionally. He stated that all of that changed when the Academy made changes to the baseball field. He stated concern that rental of the baseball field will impact the homeowners’ privacy and bring outsiders who do not understand that the field is surrounded by private properties. He noted that he has collected 130 errant fly balls from the baseball field and stated that he cannot sit peacefully in his yard. He noted that a neighbor was hit by a baseball and that some have incurred expenses to repair damage from baseballs hitting their homes. He stated that the use of the baseball field impacts his qual ity of life, views from the homes and views from Academy Drive. He noted that dugouts and fences were installed on the field against the wishes of the homeowners. He noted that the lots on Yale Court were sold by the developer at a premium and buyers were promised an unimpeded view of the lakes from the back yards. He stated that the presence of an electronic score board and rental use of the baseball field will significantly impact the peace and tranquility that the homeowners have enjoyed. Tom Sarsfield, 1808 Princeton Court, stated that he has lived in his home for 18 years. He said that his house is close to the football field, the track and the proposed tennis courts. He explained that he has been a good neighbor to the Academy and has not complained about football or hockey games or the camps held on the campus. He said that he understands that the Academy needs to have first rate athletic facilities for students. He stated concern about impacts on the quality of life and property values in Academy Woods. He stated that there is a specific problem that impacts his property that needs to be addressed. He stated that the temporary parking area that was constructed by the Academy replaced grass with crushed rock. He explained that when it rains, the water from the parking lot drains on to Warner Road and students have to walk along the flooded street. He pointed out that from the street; Zoning Board of Appeals Minutes February 22, 2016 Page 9 the water goes around the berm and into his backyard. He stated that water never collected in this area before the temporary parking lot was constructed. He stated that now, the area frequently floods. He said that he discussed the issue with the Academy and the Academy stated that the flooding is the result of a blocked drain but noted that no remedial action has been taken. He showed a photo of water ponding at the end of Warner Road. He stated that work done by the Academy has caused an unintended runoff problem. He requested that a stormwater management study be required and suggested that the area of the north pond be included in the study. Fred Schick, 633 Academy Drive, stated that he has lived in his home for 12 years. He provided photos of the north pond area before and after the Academy expanded the pond several years ago. He explained that the pond was expanded to pick up additional runoff and is now about 50 feet from the back of his house. He provided other photos of flooding in the area. He stated that his house is on the other side of the pond from the grass field that is proposed to be replaced with artificial turf. He stated that artificial turf will generate more runoff. He stated concern about impacts on his home if artificial turf is installed. He stated that the water comes right up to the foundation of his house now. He stated that the pond is very shallow and will not handle additional run off. Ron Puszynski, 1810 Princeton Court, stated that he was the first homeowner in the Academy Woods development 20 plus years ago. He stated that he has various concerns and observations about the proposed Campus Master Plan. He stated that he is concerned about general security and site lighting. He stated that no information is offered about the Plan’s impact on these aspects. He noted that given the Academy’s brash improvements on the baseball field, he is concerned that the Academy may arbitrarily decide to add lighting to the overall site. He stated that a requirement should be included that any security lighting must be fully shielded by light fixtures to avoid creating spillover light that will be a nuisance for the neighboring residents. He asked that the existing lighting levels be looked at noting that lighting on the campus and on some of the buildings is not on timers. He asked that lighting restrictions be enforced. He expressed concern that adding lighting to the athletic fields and tennis courts will extend the hours during which these facilities are used by the Academy and outside groups. He noted that currently, there are only two locations in the City that have athletic fields with permanent lights, the west high school campus and Deerpath Community Park. He stated that both of those locations are located further away from homes than the Academy. He noted that the Academy Woods’ residents spent $180,000 to improve and maintain the brick wall along the railroad tracks. He stated that an illuminated score board on the baseball field should not be considered. A resident at 1740 Stanford Court stated that she has lived in her house for three and a half years. She said that she moved to her house because Academy Woods is a quiet, small neighborhood and the homes have ponds in the backyard. She said that she Zoning Board of Appeals Minutes February 22, 2016 Page 10 likes to relax and enjoy the quiet but instead, she hears outdoor sporting events and the announcers. She stated that she is worried that if the Academy is allowed to hold additional sporting events, the noise level will increase. Jan Lasky, 1650 Yal e Court, stated that she has lived in her house almost 12 years. She stated grave concerns about the proposed Master Plan noting that what is proposed goes against the interests of the City and the residents of Academy Woods. She stated that if approved, there will be an increase in traffic which will impact the residents of Academy Woods and the students at the Academy. She pointed out that Academy Drive is a narrow two lane road which provides the only access in to and out of the area. She stated that the road is private and is maintained based on an agreement between the Academy and the Academy Woods residents. She expressed concern about the speed of vehicles on the road and pointed out that the Academy Woods Homeowners’ Association placed boulders along the S curve in the road to prevent cars from running off the road. She stated that in the 2004 Master Plan, a secondary access was contemplated. She stated that a road could be built over the wetlands to provide access from the Chicago Bears or the Abbott properties. She acknowledged that a secondary access would cost money, but noted that the Academy is willing to spend money on buildings, but not on the access road. She stated that if a tree falls across Academy Drive, access would be cut off creating a dangerous situation. She stated that implementation of the Master Plan and construction of a huge sports complex will increase the need for emergency services. She stated that Academy Drive was not constructed to be a heavily traveled road used by buses, trucks and traffic for hockey games. She stated that a right turn from Yale Court or Academy Woods Drive is challenging. She stated that at times, there is a backup on Academy Drive at Route 60. She added that trucks making deliveries to the Academy, buses and visitors to the school use Academy Drive. She stated that as rental use of the Academy increases, more traffic will be added to a road that was designed to be a beautiful, peaceful entrance to the area. David Lasky, 1650 Yale Court, stated that the student population at the Academy has doubled and rental use of the campus has increased at the same time that the buffer between the Academy and the homes has decreased. He stated that the Master Plan as presented does not address the buffer area, noise or increased traffic that will result from the Plan. He stated that recently, the Academy Woods Homeowners’ Association had a traffic study done by KLOA. He stated that KLOA studied the traffic for a full week and noted that during that period, there were only two home varsity games. He noted that in comparison to a 2007 traffic study, there was a significant increase in traffic despite that fact that during the week studied, there were not many sports activities. He stated that in his opinion, the Academy is trying to build a for profit sports complex. He stated that in his opinion, the plan does not give consideration to the Academy Woods residents. He pointed out that the Academy Woods’ residents pay significant property taxes and receive less service than other tax payers in the City because the roads in the subdivision are private. He stated that the Academy should Zoning Board of Appeals Minutes February 22, 2016 Page 11 be required to address past actions before any further consideration is given to the revised Master Plan. A resident of 1691 Yale Court stated that she has lived in her home for three years and a few months and enjoys the quiet and serenity of the surrounding area. She stated that her biggest concern is safety on Academy Drive. She said that she has had numerous bad experiences with students, parents, visitors and faculty speeding past her on the road. She noted an experience with a rude driver and questioned whether these are the types of individuals that the Academy wants to bring into the community. She stated that parents likely choose to send their children to the Academy because it is a peaceful and serene area. She stated concern that the environment that all parties seek will be lost. Stephen Davis, 1691 Yale Court, commented that the Academy’s mission statement speaks to responsibility noting that the Academy has a responsibility to assure the safety of the students. He questioned whether the one security person on the campus is sufficient to enforce the speed limit on Academy Drive and other regulations on the campus. He questioned who will protect the students and residents if a sports complex is built, with lights, and rented to outsiders. He stated that outsiders will not obey the rules and will just want to have a good time noting concerns about tailgating and disagreements. He stated that police protection will be needed and more crime will be brought to the area. He stated that the City will need to hire more paramedics noting that three times more injuries happen with lights and artificial turf on the sports fields. He stated that he moved to Lake Forest three years ago, from Lincoln Park and from the crime and traffic in that area. He stated that an impending tragedy is coming to Lake Forest and cautioned that the City’s reputation is at stake. Chris Puszynski, 1810 Princeton, stated that she moved into Academy Woods in 1997, she added that she is a real estate broker. She noted that the Academy hired a consultant to speak to property values but noted the negative impact on real estate values in Park Ridge, when lights were put on the athletic field at Maine South. She stated that homes in the area suffered at least a 10 percent loss in value. She stated that when she bought her home in Academy Woods, it was a dream come true. She stated that there was a berm behind her home and mature trees on the campus and around her home. She stated that trees were lost when a new dormitory was built on the campus. She stated that the neighbors did not object and since moving into the subdivision, she has lived through the exponential expansion of the campus and has suffered a diminution of her property value. She stated that lighting fields and tennis courts, removal of more trees and additional traffic will have a negative effect on the neighborhood. Resident at 1806 Princeton Court stated that when he moved into the community he found a lovely drive, and a quiet neighborhood full of trees. He stated that the school was at the back of the development and somewhat blocked from view. He stated that over the past few years, the vegetation has died off and the activities on the Zoning Board of Appeals Minutes February 22, 2016 Page 12 campus are visible from his home. He stated that the temporary parking lot is full of cars until 10 p.m. generating noises associated with students driving cars. He stated that during the summer, loud speakers are used. He stated that the residents have tolerated a lot for a long time. He stated that the community is not the same one he moved into 17 years ago. He stated that many neighbors complain about the views of the athletic fields and parking problems and stated that adding lights to the fields will make the conditions worse. He stated that at times, it is hard to sleep because of the noise. He stated that buses come into the area and commented that in his opinion, the Academy has become a business that is different from the school that it was when he moved into the neighborhood. He asked the Board to take a hard look at what is planned and consider how it will affect the surrounding area. Harry Sutter, 1680 Cornell Court, explained that the neighbors are here because the Academy years ago decided to sell off its assets, land. He stated that as a result, the Academy was left with a lot buried behind a residential area, with only one access. He acknowledged that the old buildings on the campus are expensive to maintain and noted that the Academy should have been aware of the limitations on the use of the property. He stated that the school is the core business and stated his expectation that the school should by now be financially self-supporting so that non-school activities and the revenues generated by those activities, are not needed to sustain the school. He stated that the neighbors did not expect to be burdened by the impacts of non-school activities. He stated that the Academy created the situation it is in, surrounded by homeowners and will need to live with its earlier decisions. Larry Arndt, 1685 Cornell Court, stated that his property backs up to Academy Drive and the traffic makes his back yard unusable. He noted that several months ago, five tour busses left the campus at about 1 a.m. He stated that he observed 142 cars going to the Academy in 25 minutes on the weekend and about 11 cars coming into the subdivision. He estimated that no more than 10 to 12 percent of the vehicles on the street are from the subdivision. He noted concerns about the habits of student drivers. He expressed concern about the Academy building a commercial sports complex. He stated that other schools do not rent out their facilities. He stated that the proposed new score board will impact him. He suggested that the fence around the baseball field should be removed noting that the sandlot field is turning into a mini Wrigley Field. A resident of 632 Academy Woods Drive stated that she moved into her home about a year and a half ago. She stated that she was enchanted by the area. She stated that the area between her house and the fields was dry when she moved into her home and now it is wet. She also voiced concern about traffic on the main road noting that she is a runner and has decided not to run on the road due to concerns about her safety. She stated that the area is beginning to deteriorate. Tom Swarthout, 987 Maplewood Road, stated that he is forming a committee to point out the assets of Lake Forest. He stated that in the past, he served on the Park Board, Zoning Board of Appeals Minutes February 22, 2016 Page 13 as an Alderman and on the Hospital Board. He stated that Lake Forest is a unique community with great institutions that are not appreciated enough. He stated that he lives near the College and noted the changes that have occurred on the campus commenting that the neighbors supported the changes because they knew they were necessary to the future success of the College. He noted that Barat College, another unique institution in the community, did not survive. He stated that the community is a safe one. He encouraged everyone to work together to find a solution. He noted that artificial turf field was installed at the College and was designed to absorb rainwater and hold it. Jorden Sorich, 602 Academy Woods Drive, noted that right now, it does not seem like the Academy is being a good neighbor. He stated that the concerns about the baseball field and the drainage are real. He agreed that the community is changing and is not the same place it was 15 years ago. He asked that the Academy be a better neighbor. Hearing no further requests to speak, Chairman Franksen thanked all who spoke. He acknowledged that a significant amount of information was presented. In response to questions from Chairman Franksen, Mr. Marous, appraiser, confirmed that after hearing the testimony, he still supports the conclusions reached in his report. He noted that high schools have athletic facilities and quality high schools modernize their facilities. He noted that most of the time, the athletic fields are open space and not in use. He acknowledged that some of the items raised in the public testimony should be discussed and may be able to be addressed. In response to questions form Board member Kennedy, Dr. Strudwick stated that high quality prep schools improve their facilities from time to time. He stated that all of the facilities on the campus are primarily intended for the students and are for educational purposes. He stated that by far, the majority of the school’s revenues come from tuition. He stated that 159 years is a long time for a prep school to exist particularly in the Midwest and he stated that he is looking forward to laying the groundwork for the continued success of the Academy. In response to questions from Board member Pickus, Mr. Schell stated that the Academy has made significant efforts to have productive conversations with the homeowners. He stated that the last meeting was on Saturday, February 13th noting that the purpose of that meeting was to try to narrow the areas of difference between the two parties. He noted that the Academy asked what the neighbors would like to see in order to move the discussion forward. He stated that the meeting was not as productive as he had hoped. He stated that the Academy’s budget is not large but stated a willingness to find a way to pay for improvements to address some of the neighbors’ concerns. He noted that in the past, the Academy, at the neighbors’ request, granted the Homeowners’ Association the right to plant and maintain landscaping on portions of the Academy’s property. He stated that based on some of Zoning Board of Appeals Minutes February 22, 2016 Page 14 the comments, it appears that the Academy is being held responsible for an area that the Homeowners’ asked to be responsible for planting and maintaining. He stated that the Academy is happy to have further discussions with the neighbors. John Marlatt, Chairman of the Property Committee added that over the past year and a half he has worked to develop a positive relationship with the Academy Woods Homeowners. He stated that he has worked closely with Ms. Desmond and the Board. He stated that he met at least ten times and exchanges e-mails frequently. He noted that the Academy has been responsive to any complaints received. Board member Plonsker commented that it is clear that the homeowners feel neglected and feel that their issues have not been addressed. He added that the Academy has improvements they need to accomplish to remain consistent with their mission. He stated that it seems like the two sides are far apart, but noted that there is always a middle ground. He challenged both sides to make an effort to resolve the issues. He stated that the two uses need to fit together. Hearing no further questions from the Board, Chairman Franksen invited a response to public testimony from the petitioner. Hearing no further comment from the Academy he invited final comments and direction from the Board. In response to a question from Board member Lewis, Chairman Franksen explained that the Academy desires to have the City accept an updated Master Plan and therefore, the Academy is seeking an amendment to its Special Use Permit. He confirmed that there is no requirement that Special Use Permits be reviewed at certain intervals. He summarized the issues noting that there is a group of homeowners who have invested in their homes who have concerns about a number of issues. He noted that the issues include the lack of an appropriate buffer between the homes and the Academy as a result of the loss of some trees and vegetation over time, improvements made and proposed on the baseball field, drainage and stormwater issues, lighting proposed on the athletic fields, rental of facilities on the campus to outside groups and the impact on any proposed changes on Academy Drive. He invited the Board members to identify other issues that were raised and should be addressed. Board member Kennedy encouraged the parties to explore opportunities to alleviate the concerns raised. He encouraged the groups to get to gether and explore compromises. Board member Lewis added that parking and noise issues should also be considered. Board member Pasquesi encouraged further evaluation of the opportunity for a secondary access. He asked for more information on the use of Academy facilities by outside groups. He suggested that a removable score board be explored and information on whether the score board is intended just for the Academy’s use or for use by others as well. Zoning Board of Appeals Minutes February 22, 2016 Page 15 Commissioner Pickus noted that by nature, a Master Plan does not have specific detail and as a result, there may be some misunderstanding of what is intended. He noted that there may be a better balance between describing what is intended and presenting fully detailed plans that will help to respond to some of the neighbors’ concerns about what is really intended. In response to questions from the Board, Mr. Schell stated that the Academy is willing to meet with the neighbors at any time. Chairman Franksen noted that the only constant is change and encouraged the Board to approve a motion to continue consideration of the petition. He noted that as this petition moves forward, the Board will evaluate it based on the criteria for Special Use Permits. He invited a motion from the Board. Board member Plonsker made a motion to continue the petition to allow all parties to work together to address the issues raised, provide further clarification and explore compromises. The motion was seconded by Board member Pickus and was approved by a vote of 6 to 0. OTHER ITEMS 4. Opportunity for the public to address the Zoning Board of Appeals on matters not on the agenda. There was no other public testimony presented to the Board. 5. Additional information from staff. Ms. Czerniak requested review and approval of the meeting schedule for 2016. Board member Lewis made a motion to approve the meeting schedule as presented. The motion was seconded by Board member Pasquesi and approved by the Board by a 6 to 0 vote. The meeting was adjourned at 9:17 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development